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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Assisted living facilities
1800 Hillmoor Dr, Port Saint Lucie, FL 34952-7542
Entity Owned
15-yr Hold
Free & Clear
Property ID
US18-2195391
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1993
Construction
WOOD
Total area
42,496 SF
Lot
6.4 ac (278,832 SF)
Zoning code
I - PSL
APN
3420-752-0003-000-0
UPID
US18-2195391
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$600k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$900k
Owner & transaction history
Fl Tiffany Hall Holdings LLC · 15 yrs held
Fl Tiffany Hall Holdings LLC
since 2010
6 recorded transactions
Zoning & alternative use
I - PSL · Port Saint Lucie, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Port Saint Lucie submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Saint Lucie submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,285,000
Current use
Blend value · Realmo final
$900k
Range $810k – $990k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$21 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$150,071
Tax year 2023
Assessed value
$8,935,300
Assessed 2023
Previous assessed
$4,520,340
+97.7% YoY
Effective rate
1.68%
On assessed value
Assessed land
$2,091,200
Assessed improvement
$6,844,100
Land market value
$2,091,200
Improvement market value
$6,844,100
Total market value
$8,935,300
Applied tax rate
9,011.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1993
Construction
WOOD
Heating
FORCED AIR
Cooling
YES
Stories
1
Units
120
Rooms
120
Bathrooms
1
Total area
42,496 SF
Lot
6.4 ac (278,832 SF)
Zoning code
I - PSL
APN
3420-752-0003-000-0
UPID
US18-2195391
Jurisdiction
ST LUCIE
Zoning & alternative use
I - PSL · Port Saint Lucie, FL
Zoning I - PSL · permitted uses
I - PSL · Port Saint Lucie, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Port Saint Lucie. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1993
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
120
Rooms
120
Bathrooms
1
Lot
6.4 ac
Current owner
From public records · entity-resolved
Fl Tiffany Hall Holdings LLC
Entity
Free & Clear · 15 yrs held
Mailing address
10800 BISCAYNE BLVD STE #600, MIAMI, FL 33161-7499
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2020
—
Fl Tiffany Hall Holdings LLC
—
Deed
related
$8,978,900 · Berkadia Com'l Mtg
Aug 11, 2010
$9,002,100
Fl Tiffany Hall Holdings LLC
Fl Property Holdings LLC
Grant Deed
—
Oct 30, 2003
$3,100,000
Formation Properties III LLC
Mhc/csi Florida INC
Grant Deed
—
—
—
Fl Property Holdings LLC
—
Deed Of Trust
related
$720,808 · General Electric Capital Corp
—
—
Fl Tiffany Hall Holdings LLC
—
Loan Modification
related
$8,978,900 · Berkadia Com'l Mtg
—
—
Fl Tiffany Hall Holdings LLC
—
Deed Of Trust
related
$9,002,100 · Private Lender
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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